It's that time of year again! Property taxes are due in most BC municipalities on July 2, 2026, and homeowners should make sure they not only pay their property taxes on time but also apply for the BC Home Owner Grant if they qualify. Missing either step could result in unnecessary penalties and interest.

Don't Forget to Apply for the Home Owner Grant

One of the most common misconceptions is that the Home Owner Grant is automatically applied each year. It isn't.

Eligible homeowners must apply annually to receive the grant. Even if you've qualified in previous years, you still need to submit a new application each year before your property tax due date.

For homeowners in the Fraser Valley, the regular grant can reduce property taxes by up to $570. Higher grant amounts may be available for seniors, veterans, and individuals with disabilities who meet the eligibility requirements.

Who Is Eligible?

Generally, you may qualify for the Home Owner Grant if:

• You are the registered owner of the property.

• The property is your principal residence.

• You are a Canadian citizen or permanent resident.

• You live in British Columbia.

• Your property's assessed value falls within the provincial eligibility thresholds.

Additional grants may be available for:

• Homeowners aged 65 and older.

• Veterans.

• Persons with disabilities.

• Certain spouses or relatives of qualifying homeowners.

Selling Your Home? Don't Worry About Paying the Taxes

Every year I hear concerns from sellers whose homes are on the market:

"What if I pay my property taxes and then my home sells shortly afterward?"

The good news is that property taxes are adjusted as part of the closing process. If you have already paid the year's property taxes and your home sells later in the year, your lawyer or notary will calculate the portion attributable to the buyer's ownership period. The buyer then reimburses you for their share through the Statement of Adjustments completed at closing.

In other words, paying your property taxes now does not mean you're paying the buyer's taxes too. The adjustment process ensures everyone pays their fair share based on their period of ownership.

What Happens If You Miss the Deadline?

Many municipalities impose significant late-payment penalties on unpaid property taxes after the due date. Importantly, if you qualify for the Home Owner Grant but fail to apply before the deadline, penalties can still be charged on the grant portion because the grant is considered part of your property tax payment.

Final Reminder

Before July 2nd, make sure you:

✓ Review your property tax notice.

✓ Apply for the Home Owner Grant if eligible.

✓ Pay any remaining balance owing.

✓ Keep confirmation records for your files.

A few minutes of attention now can save you from costly penalties later.

As always, if you're buying, selling, or have questions about how property taxes are handled during a real estate transaction, feel free to reach out. I'm always happy to help.

If you’ve noticed more duplexes and multi-unit homes appearing in neighbourhoods that were once made up primarily of single-family houses, you’re not imagining it.

Across many communities in South Surrey, and White Rock, the way properties are being developed is changing — and there are a few key reasons why.

The Economics of Building Have Shifted

Just a few years ago, it was common for developers to purchase an older home on a large lot, tear it down, and build a new single-family house.

But the numbers no longer work the way they once did.

Let’s look at a simplified example.

Imagine a developer purchased a property in 2023 for $1.5 million.

If they built a 3,100 sq. ft. home with a secondary suite at a basic builder-grade cost of about $350 per square foot, construction alone would cost approximately:

3,100 sq ft × $350 = $1,085,000

That brings the total investment to roughly:

$1,500,000 (land)
+ $1,085,000 (construction)
= $2,585,000

And that’s before factoring in additional costs such as:

• Financing and interest

• Demolition

• Permits and development fees

• Landscaping and servicing

• Realtor commissions and marketing

Yet many similar homes in 2026 are selling for around $2,150,000.

In this scenario, the developer would be facing a significant loss.

When the numbers don’t work, builders adjust — and that’s exactly what we’re seeing happen.

One Lot Is Now Becoming Four Homes

Instead of building one large home, many developers are now purchasing the same 7,000–8,000 sq. ft. lots and redeveloping them differently.

Under newer housing policies, a single lot can often accommodate up to four homes, such as:

• A duplex (two principal homes), plus

• Two detached garden suites

• A duplex (two principal homes), plus suites

That means where one family home once stood, there can now be four separate residences.

From a development perspective, this allows the builder to distribute costs across multiple homes, making the project financially viable again.

Provincial Legislation Is Encouraging This Change

Another major factor behind this shift is new housing legislation from the Province of British Columbia.

In late 2023, the province introduced Small-Scale Multi-Unit Housing (SSMUH) legislation designed to increase housing supply in established neighbourhoods.

Municipalities were required to update their zoning bylaws to allow more housing options on single-family lots, and many — including the City of Surrey and City of White Rock — implemented these changes in July 2024.

Depending on the location of the property, the new rules allow:

• Up to four units on most single-family lots, or

• Up to six units on lots located within designated Frequent Bus Stop Areas

These changes are intended to gently increase density without requiring large condominium buildings in established neighbourhoods.

What This Means for Homeowners

For homeowners, these changes can raise a lot of questions:

• Will my neighbour’s property be redeveloped?

• What can actually be built on nearby lots?

• Does this increase the value of my property?

The answer depends on several factors, including:

• Lot size and zoning

• Proximity to transit

• Setbacks and height limits

• Parking and servicing requirements

While the rules allow more housing options, not every property will be redeveloped, and any project must still go through a detailed approval process.

A Changing Neighbourhood Landscape

The character of many neighbourhoods will continue to evolve over the coming years.

What we are seeing is not necessarily high-density development, but rather a gradual shift toward “missing middle” housing — duplexes, garden suites, and small multi-unit homes that fit within existing communities.

For many municipalities, this is one way to address housing shortages while still maintaining the overall feel of residential neighbourhoods.

As someone who works closely with homeowners throughout South Surrey and White Rock, I’m often asked what these new housing rules mean for individual properties and neighbourhoods.

Every lot is different, and factors like zoning, transit proximity, servicing, and setbacks all play a role in what can actually be built.

If you’re ever curious about what could potentially be developed on your property or nearby lots, I’m always happy to help review the possibilities.